Parkside is a single-family neighborhood in western San Francisco where the median closed sale over the last 30 days was $2,055,500 as of October 27, 2026. Eight homes closed in that window, the median sale took 13 days, and two listings were active, so buyers compete for a very thin supply of 1920s to 1940s houses.
The "park" in Parkside was never Golden Gate Park. According to Wikipedia, the name points to the stand of trees and plants around Laguna Puerca, the water now called Pine Lake, which old-timers often called "Mud Lake" or "Crawdad Lake." The neighborhood itself started in July 1905, when a syndicate led by William Crocker announced it had quietly bought land from the estate of Adolph Sutro and others for a new development (Wikipedia).
What got built afterward is the thing you are actually buying today. Wikipedia describes Parkside's buildings as largely almost identical "cookie-cutter" stucco houses with various decorative elements, built in the 1920s and 1930s as assembly-line construction came into use. That uniformity matters for pricing. When most houses on a block share a footprint, the spread between a $1.9M sale and a $2.45M sale comes down to condition, layout, view, and how the seller chose to price, not the bones.
The neighborhood runs from Quintara Street on the north to Sloat Boulevard on the south, with Sunset Boulevard (36th Avenue) on the west (Wikipedia). It is mostly residential except for the commercial corridor on Taraval Street, where the L Taraval line of the Muni Metro runs toward downtown. Unless otherwise noted, all market figures in this guide are from MLS data.
I'm Chris Chour, founder/broker of EON Real Estate. Most of my work is single-family and condo transactions in SF's luxury neighborhoods. After reading through the 84 Parkside closings of the past twelve months, the pattern is clear: list prices here are an opening bid, not a target, and the buyers who win understand that before they write.
Parkside by the numbers
The recent windows tell a steady story. The 90-day median was $2.03M across 18 sales, and the 180-day median was $2.08M across 43 sales, with a 12-day median market time. The full 12-month median of $1,855,000 is up 13.6% from $1,633,000 a year earlier, which is the one year-over-year number worth carrying. Parkside's 12-month average of $1,096 a square foot sits below the citywide 12-month average of $1,249, so a dollar buys more floor area here than across the city as a whole.
The price tiers: what $1.5M, $2M, and $3M buy in Parkside
Nothing in Parkside closed under $1M in the twelve months to October 27, 2026, and nothing closed above $5M. The whole market lives between those lines, and it splits into three tiers.
$1M to $2M: 51 sales, 60.7% of the market
This is where most of Parkside trades. Of the 51 sales, 47 were single-family homes, with two duplexes, one fourplex and one condo filling out the rest. Three-bedroom houses lead with 24 sales, followed by 14 two-bedrooms. Two-bedroom sales closed at a $1,562,500 median across the year, with an average of 1,243 square feet. The low end shows what the entry point looks like: 2254 30th Avenue, a two-bedroom of 1,135 square feet, closed at $1,150,000 in November 2025.
$2M to $3M: 30 sales, 35.7% of the market
Cross $2M and the bedroom count climbs. Of these 30 sales, 13 were three-bedrooms, 11 were four-bedrooms and five had five or more. Twenty-eight were single-family homes. Four-bedroom sales closed at a $2,205,500 median over twelve months, with an average of 2,194 square feet. The tier includes renovated houses such as 2439 28th Avenue, a four-bedroom of 1,919 square feet with an ocean view and a remodeled kitchen, closed at $2,455,278 on October 19, 2026. The 1414 Taraval Street fourplex, four vacant two-bedroom units sold as-is with four parking spaces, closed at $2,305,000 on October 13, 2026.
$3M to $5M: 3 sales
Only three homes broke $3M, all single-family, two of them four-bedrooms. The top two each closed at $3,200,000: 2341 28th Avenue, a four-bedroom of 2,806 square feet, in May 2026, and 2501 26th Avenue, a four-bedroom built in 1907, in July 2026. Three sales is a ceiling, not a market. When I price a Parkside house above $3M, I plan for a thin buyer pool and an appraisal that leans on very few comps.
Where homes actually trade: the blocks that turn over most
Turnover in Parkside is spread wide. No single block produced more than four sales in twelve months, but a handful of block ranges keep showing up in the closed data, and they show how much location inside the neighborhood moves price.
The 2500 block of 26th Avenue
Four sales at a $2,337,500 median, the highest-turnover block range in the neighborhood. The average price per square foot was $941, which tells you these were larger houses rather than premium-finish ones. 2587 26th Avenue, a 2,130-square-foot three-bedroom sold as-is through a trust sale, closed at $2,450,000 on September 30, 2026 after eight days. It sold as-is and still topped $2.4M on size.
The 2400 block of 31st Avenue
Three sales at a $1,895,000 median and $1,129 a square foot. This block carries a 92 Walk Score (Walker's Paradise) and a 60 Transit Score, close enough to Taraval Street that daily errands happen on foot. 2450 31st Avenue, a three-bedroom built in 1924, closed at $1,895,000 on October 9, 2026.
The 2400 block of 28th Avenue
Two sales at a $2,027,639 median and $1,384 a square foot, one of the higher per-foot figures on this list. It also scores a 92 Walk Score with a 62 Transit Score. Rolling-out Cafe, Foam and T-28 Bakery & Cafe sit on Taraval Street within about 230 meters of the neighborhood center, per OpenStreetMap.
The 2000 block of 29th Avenue
Three sales at a $1,800,000 median and $1,253 a square foot, with a 77 Walk Score (Very Walkable). That 77 against the 92 on 31st Avenue shows how much walkability shifts from block to block.
The 100 block of Escolta Way and the 2000 block of 35th Avenue
Escolta Way, a short walk from Parkside Square on OpenStreetMap, logged two sales at a $1,965,000 median and $1,318 a square foot, with an 83 Walk Score. 128 Escolta Way, a two-bedroom of 1,400 square feet, closed at $1,880,000 on October 7, 2026. Out on the 2000 block of 35th Avenue, two sales posted a $2,118,000 median at $1,359 a square foot; the block scores a 76 Walk Score and a 67 Bike Score, the best bike figure among these blocks.
How the housing breaks down
Parkside is a house market. Single-family homes made up 78 of the 84 closed sales over twelve months (92.9%), at a $1,864,000 median. The rest was a scattering: two duplexes at a $1,570,000 median, two fourplexes at $1,802,500, one mixed-use building at $2,500,000 and one condo at $1,175,000. If you came looking for a condo, there is almost nothing to buy here.
The building era is just as concentrated. Of the 84 homes that closed, 29 were built in the 1920s, 22 in the 1930s and 22 in the 1940s. Only four predate 1920 and one was built in 2025. US Census American Community Survey data for the block group at the neighborhood center puts the median year built at 1943 and owner occupancy at 88.1%, which helps explain why so few houses come up for sale in any given month.
In practice that means the stucco house Wikipedia describes, repeated block after block. The three-bedroom is the core of the market, at 38 of 84 sales (45.2%) and a $1,872,500 median. The size range is wider than the facades suggest, from an average of 1,243 square feet for a two-bedroom to 2,911 square feet for sales with five or more bedrooms. If you are weighing how buyers value these 1920s and 1930s houses against other San Francisco styles, my guide to pricing San Francisco home styles walks through the differences.
What to consider before buying here
The list price is not the price
I don't sugarcoat this part: if you anchor on Parkside list prices, you will lose house after house. 128 Escolta Way was listed at $998,000 and closed at $1,880,000. 2582 30th Avenue was listed at $1,195,000 and closed at $1,980,000. 2287 28th Avenue, a trust sale, was listed at $1,298,000 and closed at $2,175,000. Price your search off closed sales, and treat the asking figure as an invitation to the offer date.
Almost no inventory to choose from
On October 27, 2026 there were two active listings in Parkside: a five-bedroom single-family home at $1,998,000 and a mixed-use building at $2,200,000 that had been on the market 193 days. With 84 sales over twelve months and that kind of inventory, you may wait weeks for the right house, then have under two weeks to act. Getting financing and inspections lined up before you find the house is not optional here.
Houses approaching their hundredth year
Most Parkside houses were built between the 1920s and the 1940s. That age brings original foundations, older electrical and plumbing, and additions of varying quality. Two of the recent comps were trust sales, and 2587 26th Avenue sold as-is. Budget for a full inspection, a sewer lateral check and a foundation review, and price the work into your offer instead of discovering it after closing.
Transit is good, not great
The neighborhood center earns a 60 Transit Score (Good Transit). The L Taraval stops at Taraval Street and 26th Avenue, about 262 meters from the center, and the 66 Quintara stops at 30th Avenue and Santiago Street, 213 meters away, per SFMTA data. The L is the line to downtown; for many trips you will still want a car, and all eight recent comps in the comp set had parking.
Schools come through a lottery
Several public schools sit close by, but the San Francisco Unified School District assigns students through a city-wide lottery rather than guaranteed neighborhood zones, so an address does not lock in a specific public school. Read the SFUSD enrollment rules before you count on one.
Buyer playbook: winning a Parkside house in 2026
If you're buying in Parkside in 2026, here's the discipline I would use. Start with the last 30 and 90 days: 8 closings at a $2,055,500 median and 18 closings at $2.03M. Those are your anchors, and the last 30 to 90 days should count more than the 12-month figure of $1,855,000, which includes lower-priced months from late 2025.
Next, adjust for the levers that actually moved recent prices. Condition is the big one: 2439 28th Avenue, renovated with an ocean view, closed at $2,455,278, while 2450 31st Avenue, with no view or condition notes in the listing, closed at $1,895,000. Square footage is the second: the 2,130-square-foot as-is house on 26th Avenue reached $2,450,000. Views count too; 2143 28th Avenue, a renovated three-bedroom with panoramic ocean views, closed at $2,150,000 in July 2026.
Then think about the offer itself. A clean offer with no loan contingency often beats a higher financed one when a seller is choosing among several. Ask the listing agent how many offers they expect. A vacant house is simpler than a tenant-occupied one, where San Francisco's owner move-in rules and timing come into play. Parking, a yard and a view each add to value.
Finally, go in ready. I tell every Parkside buyer the same thing: with a 13-day median market time and two active listings, the window between first showing and offer date is short. Get fully underwritten, read the disclosure package before the offer date, and decide your walk-away number from closed comps, not from the list price.
If you are also weighing the avenues farther west, my Outer Sunset buyer's guide covers that market on its own terms. Sellers pricing a Parkside house should read what seller closing costs cover before setting a net number.
Frequently asked questions about Parkside
How much does a house cost in Parkside, San Francisco in 2026?
As of October 27, 2026, the median closed sale in Parkside over the last 30 days was $2,055,500, across eight sales. Single-family homes over the trailing six months closed at a $2,025,000 median across 43 sales. Two-bedroom sales run lower, with a $1,562,500 median over twelve months, while four-bedrooms closed at $2,205,500. Nothing closed under $1M in the past year, and the top sales reached $3,200,000.
Are Parkside home prices going up or down in 2026?
Up: Parkside's 12-month median through October 2026 was $1,855,000, 13.6% higher than the $1,633,000 median a year earlier. The recent windows hold at a higher level, with a $2.03M median over 90 days and $2.08M over 180 days. Price per square foot rose 13.7% over the same twelve months, to $1,096. Monthly medians move around because only two to twelve homes close in a month.
How fast do homes sell in Parkside?
Fast: in the 30 days to October 27, 2026, Parkside homes sold in a 13-day median. The 180-day median was 12 days, and the 12-month average was 15 days, two days quicker than the year before. All eight sales in the last 30 days closed above their list prices, so the short market time reflects pricing strategy as much as demand. Plan to tour, inspect and write within about two weeks.
Are there condos for sale in Parkside?
Rarely: in the twelve months to October 27, 2026, exactly one condo closed in Parkside, at $1,175,000. Single-family homes made up 78 of the 84 sales, with the rest split among duplexes, fourplexes and one mixed-use building. If your budget points to a condo, Parkside will offer few options in any given season. Small multi-unit buildings, such as the 1414 Taraval Street fourplex that closed at $2,305,000, appear occasionally.
What public transit serves Parkside?
In 2026 the main line is the L Taraval of the Muni Metro, which stops at Taraval Street and 26th Avenue and runs toward downtown. The 66 Quintara stops at 30th Avenue and Santiago Street, and the 48 Quintara-24th Street runs within about 400 meters of the center, per SFMTA data. The neighborhood center carries a 60 Transit Score (Good Transit) and a 90 Walk Score.
Which public schools are near Parkside?
As of the 2024-25 school year, Feinstein Elementary at 2550 25th Avenue enrolled 356 students, per NCES data, and Stevenson Elementary sits at 2051 34th Avenue. Lincoln High is at 2162 24th Avenue. Assignment runs through the San Francisco Unified School District's city-wide lottery, so a Parkside address does not guarantee a seat at any of them. Private options nearby include St Ignatius College Preparatory at 2001 37th Avenue.
Talk to me about Parkside
If you are thinking about buying or selling in Parkside, I can pull the full closed-sale comp set for your block, walk you through how the recent list-to-close gaps played out, and help you set a number that holds up. Call 415-890-4658 or reach out through eonre.com when you're ready to look at it together.
